T2 flat in Armação de Pêra, Silves
T2 flat in Armação de Pêra, Silves — image 2T2 flat in Armação de Pêra, Silves — image 3T2 flat in Armação de Pêra, Silves — image 4T2 flat in Armação de Pêra, Silves — image 5
Grade Bapartmentmid-range

T2 flat in Armação de Pêra, Silves

Silves · Central Algarve ·

€365,000

Asking Price (EUR)

3.5%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

52%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €22,763/yr
Average Daily Rate: €120
Payback Period: 20.0 years
5-yr Capital Value: €479,605
10-yr Capital Value: €583,512
Brixfox Score: 59.7 / 100
Comparable Properties: 3
Data Confidence: 65%
Search Radius: 2 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€419,025

+14.8% over asking

Asking price€365,000
IMT — Property transfer tax (investment schedule)€17,030
IS — Stamp duty (0.8%)€2,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,475
Total acquisition costs€26,675
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€419,025

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.4%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 2
Bathrooms: 2
Building: 81 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cantilevered balconiesclean linesglass railings

Score Breakdown

ROI
15.47
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.62
Rental Demand
5.2
Payback Speed
1
STR Suitability
3

Description

UNDER CONSTRUCTION, DELIVERY EXPECTED END 2026. Apartments from T1 to T3 with Private Parking Modern living just minutes from the beach. This new development offers a limited selection of spacious 1 to 3-bedroom apartments, each with a private balcony and underground parking. Bright, elegant, and built for comfort,

Location

📍 37.1222°N, 8.3648°W

· Silves, Algarve, Portugal

View on UNYK-PLACE →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Armação de Pêra, Silves

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
81 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$69K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.1%
$1,368/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
24.2 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

UNDER CONSTRUCTION, DELIVERY EXPECTED END 2026. Apartments from T1 to T3 with Private Parking Modern living just minutes from the beach. This new development offers a limited selection of spacious 1 to 3-bedroom apartments, each with a private balcony and underground parking. Bright, elegant, and built for comfort,

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$174/night
50% ($80)Brixfox estimate($174/night)200% ($319)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$16,419
Airbnb data$174/night · 52% occupancy
Rental income
$174/night · 52% occ.
$32,911
Running costs (20%)
Utilities, cleaning, maintenance
-$6,582
Income tax (10%)
Indonesian rental income tax
-$9,215
Property tax
Annual property tax
-$694
Net income
4.1% ROI
$16,419

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$396,739
IMT (transfer tax, investment schedule)$18,511
Imposto de Selo (stamp duty)$3,174
Notary & registration$1,359
Legal / due diligence$5,951
Total acquisition costs$28,995
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$455,462

Gross yield (asking)

8.3%

True gross yield (all-in)

7.2%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.2M$1.6M$1.1M$547K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $365K
Capital appreciation
Property value growing at +4%/yr based on Silves market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$444K
+22%
Rental Income
+$80K
Total Position
$524K
+44%
7.5%/yr
Year 10
Capital Value
$540K
+48%
Rental Income
+$173K
Total Position
$713K
+95%
6.9%/yr
Year 20
Capital Value
$800K
+119%
Rental Income
+$406K
Total Position
$1.2M
+230%
6.2%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$719K
Total Position
$1.9M
+421%
5.7%/yr

Location

Silves

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.1% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$160 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.1% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

32% occ.
3.4%
$1,123/mo
42% occ.
4.5%
$1,492/mo
52% occ.
5.6%
$1,862/mo
current
62% occ.
6.7%
$2,231/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.